MT-557964
2358 County Road 305
We do not yet have an active public ArcGIS connection for this county. Use the official source link to verify the parcel boundary and flood/zoning layers.
Dawson County, Montana. Big-sky ranch splits; recreational amenity value increasingly outruns ag value.
View Dawson market data →Step 1 · Is this a deal?
3 items to verify before you offer.
Little to no mapped wetland coverage.
Steep ground — expect meaningful site work to build.
Outside the mapped floodplain.
1,893 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $656,943 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MT-537463 Gravel · Off grid | 311.9 | Jul 27, 2026 | $687,900 | 2,205 | 1,985 | 4.0 mi | 85 |
| MT-977492 Dirt · Off grid | 318.6 | Jun 30, 2026 | $426,300 | 1,338 | 1,414 | 3.5 mi | 82 |
| MT-277395 Gravel · Full utilities | 296.9 | Dec 1, 2024 | $744,000 | 2,505 | 1,656 | 3.3 mi | 71 |
| MT-155775 Dirt · Power at road | 91.8 | Jun 3, 2025 | $249,000 | 2,711 | 1,817 | 2.8 mi | 59 |
| MT-508844 Dirt · Full utilities | 848.3 | Jan 23, 2024 | $1,481,000 | 1,746 | 1,903 | 10.3 mi | 59 |
| MT-369945 Landlocked · Off grid | 1883.4 | Jan 4, 2025 | $1,291,800 | 686 | 1,678 | 11.2 mi | 55 |
Show adjustment detail for the top comp
- Tract size (311.95 ac → 448.44 ac)-10.2%
Step 3 · Market it
Turn this underwriting into a listing
Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.